Everything I have read always says to leverage a previous property so I never have to use my own cash.

If you are near any colleges, that can also be a potential source for MTR tenants.

We have not disabled ours or converted to gas, but Tenant must sign a Fireplace Addendum stating if they use it, we require a higher renter's liability policy with us as additional insured, rules on wood, storage, use, safety, they pay for yearly professional cleaning each year they are there, etc.  

What is their previous rental history like?

I paid only $8,000 for the property because the previous owner no longer wanted it.

I know a rental arbitrage opportunity in the Bryan / College Station, Texas market if you want me to send you some more details. 

Contrary to what was stated in a previous response, brokers don't all charge points.

Research neighborhoods near colleges, government offices, and hospitals, explore FHA loans, conventional loans, house hacking strategies, and connect with local investors.Good luck!

No back payments due, but there is a HUD loan for $7k from a previous forbearance.

Investment Info:
Single-family residence buy & hold investment.

Purchase price: $140,000 in Nov. 2005

Sale price: $175,000 in July 2007
1872 square foot single family home with no garage. Nice f...